Moorhead City Zoning Code
CHAPTER 15
MIXED USE ZONING DISTRICTS
10-15A-1: PURPOSE:
The purpose of the MU-1 district is to create a flexible approach to land use for mixed residential and commercial development that promotes a variety of commercial uses, jobs, residential opportunities and civic functions. The MU-1 district encourages a scale of development and mixture of uses while also maintaining a pedestrian-friendly and sustainable downtown environment. (Ord. 2025-02, 3-24-2025)
10-15A-2: PERMITTED USES:
10-15A-3: ACCESSORY USES:
The following are permitted accessory uses in the MU-1 district:
Rooftop gardens, outdoor eating areas, public plazas, courtyards or other gathering spaces.
Private garages, parking spaces and carports. Private garages, parking spaces and carports are to be used for storing of private passenger vehicles belonging to residents and/or employees on the premises, and shall not be used to conduct commercial business, service or industry. (Ord. 2025-02, 3-24-2025)
10-15A-4: PROVISIONAL USES:
10-15A-5: CONDITIONAL USES:
10-15A-6: PROHIBITED USES:
The following are prohibited uses in the MU-1 district:
Outdoor storage and sales displays.
Also see use table in 10-18-1
. Any use not specifically identified in the use table in 10-18-1
as permitted (P), provisional (PU) or conditional (CU) or that are not deemed consistent with the intent of the comprehensive plan or the purpose of this title, are not permitted. (Ord. 2025-02, 3-24-2025)
10-15A-7: SITE REQUIREMENTS:
The following minimum requirements shall be observed in the MU-1 district subject to additional requirements, exceptions and modifications set forth in this title:
A. Lot Area: None.
B. Lot Width: None.
C. Building Setbacks: None
D. Maximum Building Height: None
E. Parking and Loading: Off street parking and loading requirements established in chapter 20 and 21 shall not apply to existing or new structures in the MU-1 district.
F. Landscaping, Screening and Buffering established in chapter 19 shall not apply to existing or new structures in the MU-1 district except for the following:
1. If provided, all existing and new parking lots must provide parking lot perimeter screening according to chapter 19.
G. Maximum Impervious Surface Coverage: None.
H. Lighting: Shall be directed downward, inward and away from public right of way and adjoining uses, consistent with 10-19-19
.
I. Pedestrian Access and Connectivity: Identifiable and safe pedestrian walkways within the site recommended to interconnect front doors of establishments to transit stops and/or public sidewalks.
Developments should establish a sidewalk connection to adjacent blocks and between parking areas and adjacent uses, as applicable.
I. Refuse and recycling storage: See Chapter 19.
J. Floor Area Ratios: Minimum floor area ratio for new development shall be 1.0. There is no maximum floor area ratio. In lieu of the minimum floor area ratio requirement, the planning commission may approve plans for new development with a floor area ratio less than 1.0. Building elevations and a site plan shall be submitted for planning commission review. To appeal the decision of the planning commission to the city council, a written notice of appeal must be filed with the city within fifteen (15) days of the decision of the planning commission. (Ord. 2025-02, 3-24-2025)
10-15A-8: DESIGN AND CONSTRUCTION:
Buildings and sites in the MU-1 district shall address the following:
A. Building Siting, Architectural Design, Street Level Transparency:
1. Building Orientation: View corridors from public spaces to key visual qualities including the Red River of the North, the Hjemkomst Center and the skyline are encouraged to be preserved through the orientation of buildings and limited height restriction.
2. Buildings shall be attractive and constructed of materials that will maintain their appearance over the long term.
3. Main Entrances And Corner Uses: Shall be enhanced with architectural enhancements to emphasize the entrance by accent materials, change of grade or by pedestrian scale lighting and other pedestrian amenities.
4. All exterior walls clearly visible from a street shall have equal design consideration of consistent quality and characteristics.
5. Exterior building walls over sixty feet (60') in height or width shall be divided visually into smaller sections and/or add architectural features to break up the mass:
a. Vertical and horizontal architectural features may include, but are not limited to:
(1) Roof line and/or roof overhang variations, projections or recesses, windows, public art, building massing setbacks, changes in color, material, or texture, awnings, canopies, balconies, porticoes and moldings.
6. Street Level Transparency: Street level fronts abutting public sidewalks shall contain a minimum of thirty five percent (35%) surfaces such as windows, doors, and other elements to allow sight lines into store fronts so as to provide a safe pedestrian environment and facilitate window shopping. Calculations shall be based on the linear footage of the ground floor.
a. Existing buildings along sidewalks to which interior renovations or structural improvements are proposed shall be excluded from this requirement only if they do not already meet the thirty five percent (35%) transparency requirement. In those cases, the transparency requirement shall meet or exceed the percentage of ground floor transparency provided by the existing structure.
7. Architectural Materials And Elements: Shall be combined to add interest to buildings and especially to break up long expanses. In lieu of the following requirements, the planning commission may approve plans for buildings of exceptional architecture that utilize materials and design elements in unique ways:
a. Required Materials: All walls visible from the street shall be finished with a combination of multigenerational, architectural materials such as brick, glass, stone, ceramic, stucco, precast panels, exterior insulation finish systems, metal panels, cement board or curtain walls.
b. Prohibited Materials: Lap style siding applications, asphalt, smooth or painted concrete blocks or cinder blocks.
(1) Exception: When MU-1 development includes townhouse/rowhouse, triplex or historical residential structures that have been adaptively reused, typical residential structure exterior materials may be accepted (e.g., typical residential lap siding or composite brick).
8. Ground-mounted and rooftop mechanical equipment shall be screened to not be visible from public streets or sidewalks.
9. The zoning administrator shall have the authority to make exceptions to this section if the design and construction meet the intent of the MU-1 district. (Ord. 2025-02, 3-24-2025)
10-15B-1: PURPOSE:
The purpose of the MU-2 district is to promote a land use pattern that establishes various neighborhood-serving retail and service uses and a mix of low, medium and high-density residential uses. The MU-2 district encourages development that is harmonious with the character of the area in which it is located. (Ord. 2025-02, 3-24-2025)
10-15B-2: PERMITTED USES:
10-15B-3: ACCESSORY USES:
The following are permitted accessory uses in the MU-2 district:
Limited Commercial Accessory Uses:
Typical accessory buildings, structures and uses.
Residential Accessory Uses:
Noncommercial greenhouses and conservatories.
Private garages, parking spaces and carports. Private garages, parking spaces and carports are to be used for storing of private passenger vehicles belonging to residents and employees on the premises, and shall not be used to conduct commercial business, service or industry.
Private swimming pools, tennis courts and other recreational facilities.
Sheds and similar buildings for storage of domestic supplies and noncommercial recreational equipment. See 10-18-3
.
Towers supporting amateur radio antennas and which meet the requirements of chapter 17, article D of this title. (Ord. 2025-02, 3-24-2025)
10-15B-4: PROVISIONAL USES:
10-15B-5: CONDITIONAL USES:
10-15B-6: PROHIBITED USES:
The following are prohibited uses in the MU-2 district:
Outdoor storage and sales displays.
Also see use table in 10-18-1
. Any use not specifically identified in the use table in 10-18-1
as permitted (P), provisional (PU) or conditional (CU) or that are not deemed consistent with the intent of the comprehensive plan or the purpose of this title, are not permitted. (Ord. 2025-02, 3-24-2025)
10-15B-7: SITE REQUIREMENTS:
The following minimum requirements shall be observed in the MU-2 district subject to additional requirements, exceptions and modifications set forth in this title:
A. Lot area:
1. Single And Two-Family: Four thousand (4,000) square feet per dwelling unit.
2. Other principal uses: No minimum.
B. Lot Width: No minimum.
C. Building Setbacks:
1. Single And Two-Family:
a. Front Yard: The minimum front yard setback may be the average of adjacent structures on the same block except walls with garage doors facing street must be twenty-five feet (25'). If only one adjacent lot is occupied by a structure, the minimum front yard may be that of said principal structure.
b. Rear Yard: Ten feet (10').
c. Interior Side Yard: Five feet (5').
d. Common Wall: Zero feet (0').
e. Street Side Yard: The minimum street side yard setback may be the average of adjacent structures on the same block except walls with garage doors facing street must be twenty-five feet (25'). If only one adjacent lot is occupied by a structure, the minimum street side yard may be that of said principal structure.
f. Building Separation Between End Units On Same Lot: Ten feet (10').
2. Other Principal Uses:
a. Front Yard: Ten feet (10') except walls with garage doors facing street must be twenty-five feet (25').
b. Rear Yard: Ten feet (10').
c. Interior Side Yard: Ten feet (10').
d. Common wall: Zero feet (0').
e. Street Side Yard: Ten feet (10') except walls with garage doors facing street must be twenty-five feet (25').
f. Building Separation Between End Units On Same Lot: Ten feet (10').
D. Maximum Building Height:
1. Single-Family: Thirty-five feet (35').
2. Two-Family: Forty-five feet (45').
3. Other Principal Uses:
a. If structure is within one hundred fifty feet (150') of a principal residential structure (measured structure to structure): Forty-five feet (45').
b. If structure is more than one hundred fifty feet (150') of a principal residential structure (measured structure to structure): Fifty-five feet (55').
E. Parking and Loading Spaces: See chapters 20 and 21. The off-street parking regulations in chapter 20 may be reduced by submitting a plan documenting the estimated parking demand for the proposed use, parking reduction request, alternative parking options that will be integrated (e.g., shared parking facilities, bicycle parking, or other parking options) and consistency with the purpose of this chapter.
1. Credit shall be given to development projects that can utilize shared parking arrangements and use of public parking facilities in order to reduce parking requirements. A maximum twenty percent (20%) reduction can be achieved provided shared parking arrangements are secured through the development process.
2. Garages And Parking: Off street parking for residential and commercial uses is encouraged to be underground, tuck under or structure parking.
F. Landscaping, Screening and Buffering: See Chapter 19.
G. Maximum Impervious Surface Coverage: Seventy percent (70%).
H. Lighting: Shall be directed downward, inward and away from public right of way and adjoining uses, consistent with 10-19-19
. Additionally:
1. All outdoor lighting shall be designed so as not to adversely impact surrounding residential uses, while also providing a sufficient level of illumination for access and security purposes. The source of light shall be hooded or controlled in some manner so as not to light adjacent property. Bare light bulbs shall not be permitted in view of adjacent property or public streets. Such lighting shall not blink, flash, oscillate, or be of unusually high intensity of brightness.
I. Noise: Commercial uses shall be designed and operated so that neighboring residents are not exposed to offensive noise, especially from traffic or late-night activity. No amplified music shall be audible to neighboring residents, except as allowed by special city permit. Hours of operation shall be limited, where appropriate.
J. Pedestrian Access and Connectivity: Identifiable and safe pedestrian walkways within the site recommended to interconnect front doors of establishments to transit stops and/or public sidewalks.
Developments should establish a sidewalk connection to adjacent blocks and between parking areas and adjacent uses, as applicable.
K. Refuse and Recycling Storage: See Chapter 19. Additionally:
1. Refuse and recycling facilities shall be located within a principal structure or a minimum of twenty-five feet (25') from any property line.
2. The City reserves the right to vary the location of containers when necessary to collect and dispose of waste material, as outlined in section 3-4-2
of this code. (Ord. 2025-02, 3-24-2025)
10-15B-8: DESIGN AND CONSTRUCTION:
Buildings and sites in the MU-2 district shall address the following:
A. All principal and accessory uses must meet applicable site development standards in chapter 19 of this title.
B. Multi-Family And Other Principal Uses:
1. All exterior walls must have equal design consideration to include materials, color, articulation and general aesthetics.
2. Building elevations that face a public street shall have either fifteen percent (15%) of the wall facing the street consisting of windows and/or entrance areas or include other design elements.
C. Building Siting, Architectural Design, Street Level Transparency:
1. Building Orientation: Buildings shall be oriented toward primary street frontage with parking in the rear of building, unless demonstrated to fit with the character of the adjacent neighborhood.
2. Buildings shall be attractive and constructed of materials that will maintain their appearance over the long term.
3. Main entrances and corner uses shall be emphasized with accent materials, change of grade or by pedestrian scale lighting and other pedestrian amenities.
4. Architectural design shall incorporate high quality, multigenerational materials and be of a style to blend with the surrounding residential neighborhood.
5. Exterior building walls over sixty feet (60') in height or width shall be divided visually into smaller sections and/or add architectural features to break up the mass:
a. Vertical and horizontal architectural features may include, but are not limited to:
(1) Roof line and/or roof overhang variations, projections or recesses, windows, public art, building massing setbacks, changes in color, material, or texture, awnings, canopies, balconies, porticoes and moldings.
D. Architectural elements shall be combined with landscaping to add interest to buildings, and especially to break up long expanses.
E. Corporate or franchise architecture shall be prohibited unless demonstrated to fit with the character of the adjacent neighborhood.
F. Street level transparency shall be provided for development with street level building fronts abutting a public sidewalk containing at least twenty-five percent (25%) transparent surfaces such as windows, doors and other transparent elements to allow sight lines into storefronts so as to provide a safe pedestrian environment and facilitate window shopping. Calculations shall be based on the linear footage of the ground floor.
1. Building plans with less than twenty-five percent (25%) street transparency adjacent to public sidewalks may be approved provided that the subject wall of the structure includes architectural or public art features which offer visual relief from a blank wall through the use of texture, recessed patterns, or other design features.
2. Existing buildings along sidewalks to which interior renovations or structural improvements are proposed shall be excluded from this requirement only if they do not already meet the twenty-five percent (25%) transparency requirement. In those cases, the transparency requirement shall meet or exceed the percentage of ground floor transparency provided by the existing structure.
G. Ground-mounted and rooftop mechanical equipment shall be screened to not be visible from public streets or sidewalks.
H. The zoning administrator shall have the authority to make exceptions to this section if the design and construction meet the intent of the MU-2 district. (Ord. 2025-02, 3-24-2025)
10-15C-1: PURPOSE:
The purpose of the MU-3 district is to create a flexible approach to land use for mixed residential and commercial development. The MU-3 district encourages a scale of development that maintains the character and integrity of adjacent residential neighborhoods and the Downtown Center. (Ord. 2025-01, 2-24-2025)
10-15C-2: PERMITTED USES:
10-15C-3: ACCESSORY USES:
The following are permitted accessory uses in the MU-3 district:
Buildings, structures or uses accessory to the principal use.
Private garages, parking spaces and carports. Private garages, parking spaces and carports are to be used for storing of private passenger vehicles belonging to residents and/or employees on the premises, and shall not be used to conduct commercial business, service or industry. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025)
10-15C-4: PROVISIONAL USES:
10-15C-5: CONDITIONAL USES:
10-15C-6: PROHIBITED USES:
The following are prohibited uses in the MU-3 district:
Outdoor storage (does not include sales displays).
Also see use table in 10-18-1. Any use not specifically identified in the use table in 10-18-1 as permitted (P), provisional (PU) or conditional (CU) or that are not deemed consistent with the intent of the comprehensive plan or the purpose of this title, are not permitted. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025; Ord. 2025-09, 10-14-2025)
10-15C-7: SITE REQUIREMENTS:
The following minimum requirements shall be observed in the MU-3 district subject to additional requirements, exceptions and modifications set forth in this title:
A. Lot Area: None.
B. Lot Width: None.
C. Building Setbacks:
1. Front yard: Ten feet (10').
2. Interior side yard: Ten feet (10').
3. Common wall: Zero feet (0').
4. Street side yard: Ten feet (10')
5. Rear yard: Ten feet (10').
6. Outdoor sales displays: None.
D. Maximum Building Height:
1. Principal building:
a. If structure is within one hundred fifty feet (150') of a principal residential structure (measured by a straight line structure to structure): Forty-five feet (45').
b. If structure is more than one hundred fifty feet (150') of a principal residential structure (measured by a straight line structure to structure): Fifty-five feet (55').
E. Parking and Loading Spaces: See chapters 20 and 21. The off-street parking regulations in chapter 20 may be reduced by submitting a plan documenting the estimated parking demand for the proposed use, parking reduction request, alternative parking options that will be integrated (e.g., shared parking facilities, bicycle parking, or other parking options) and consistency with the purpose of this chapter.
F. Landscaping, Screening and Buffering: See Chapter 19.
G. Maximum Impervious Surface Coverage: None.
H. Pedestrian Access: Identifiable and safe pedestrian walkways within the site recommended to interconnect front doors of establishments to transit stops and/or public sidewalks.
Developments should also establish a sidewalk connection to adjacent blocks and between parking areas and adjacent uses.
I. Noise: Commercial uses shall be designed and operated so that neighboring residents are not exposed to offensive noise, especially from traffic or late-night activity. No amplified music shall be audible to neighboring residents, except as allowed by special city permit. Hours of operation shall be limited, where appropriate.
J. Pedestrian Access and Connectivity: Identifiable and safe pedestrian walkways within the site recommended to interconnect front doors of establishments to transit stops and/or public sidewalks.
K. Refuse and Recycling Storage: See Chapter 19. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025)
10-15C-8: DESIGN AND CONSTRUCTION:
Buildings and sites in the MU-3 district shall address the following:
A. Building Siting, Architectural Design, Street Level Transparency:
1. Building siting shall be oriented toward primary street frontage with parking in the rear of building, unless demonstrated to fit with the character of the adjacent neighborhood.
2. Buildings shall be attractive and constructed of materials that will maintain their appearance over the long term.
3. Main entrances and corner uses shall be emphasized with accent materials, change of grade or by pedestrian scale lighting and other pedestrian amenities.
4. Street level transparency: Building fronts abutting public sidewalks or streets shall contain a minimum of twenty five percent (25%) surfaces such as windows, doors, and other elements to allow sight lines into store fronts. Calculations shall be based on the linear footage of the ground floor.
a. Existing buildings to which interior renovations or structural improvements are proposed shall be excluded from this requirement only if they do not already meet the twenty five percent (25%) transparency requirement. In those cases, the transparency requirement shall meet or exceed the percentage of ground floor transparency provided by the existing structure.
5. All exterior walls must have equal design consideration to include materials, color, articulation and general aesthetics.
6. Exterior building walls over sixty feet (60') in height or width shall be divided visually into smaller sections and/or add architectural features to break up the mass:
a. Vertical and horizontal architectural features may include, but are not limited to:
(1) Roof line and/or roof overhang variations, projections or recesses, windows, public art, building massing setbacks, changes in color, material, or texture, awnings, canopies, balconies, porticoes and moldings.
7. Architectural elements shall be combined with landscaping to add interest to buildings, and especially to break up long expanses.
8. Materials: Walls of the building facing or abutting public sidewalks or streets shall be comprised of at least thirty percent (30%) building materials other than steel, vinyl and fiberglass.
9. Ground-mounted and rooftop mechanical equipment shall be screened to not be visible from public streets or sidewalks.
10. Overhead doors and loading docks:
a. Shall not face public streets or frontage roads unless screened from view;
b. Shall not face required front yards; and
c. Shall meet the requirements of chapter 21.
11. The zoning administrator shall have the authority to make exceptions to this section if the design and construction meet the intent of the MU-3 district. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025)
10-15D-1: PURPOSE:
The purpose of the MU-4 district is to create a flexible approach to land use for mixed residential and commercial development and to provide a higher standard of appearance along the Gateway Corridors. The MU-4 district encourages a variety of uses aimed at providing a diversity of jobs, residential opportunities, and concentrated commercial services and shopping facilities. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025)
10-15D-2: PERMITTED USES:
10-15D-3: ACCESSORY USES:
The following are permitted accessory uses in the MU-4 district:
Buildings, structures or uses accessory to the principal use.
Private garages, parking spaces and carports. Private garages, parking spaces and carports are to be used for storing of private passenger vehicles belonging to residents and/or employees on the premises, and shall not be used to conduct commercial business, service or industry. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025)
10-15D-4: PROVISIONAL USES:
10-15D-5: CONDITIONAL USES:
10-15D-6: PROHIBITED USES:
The following are prohibited uses in the MU-4 district:
Outdoor storage in Gateway Overlay District portion of property (does not include sales displays).
Also see use table in 10-18-1
. Any use not specifically identified in the use table in 10-18-1
as permitted (P), provisional (PU) or conditional (CU) or that are not deemed consistent with the intent of the comprehensive plan or the purpose of this title, are not permitted. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025)
10-15D-7: SITE REQUIREMENTS:
The following minimum requirements shall be observed in the MU-4 district subject to additional requirements, exceptions and modifications set forth in this title:
A. Lot Area: None.
B. Lot Width: None.
C. Building Setbacks:
1. Front yard: Ten feet (10').
2. Interior side yard: Ten feet (10').
3. Common wall: Zero feet (0').
4. Street side yard: Ten feet (10')
5. Rear yard: Ten feet (10').
6. Outdoor sales displays: None.
D. Maximum Building Height:
1. Principal building: None.
E. Parking and Loading Spaces: See chapters 20 and 21. The off-street parking regulations in chapter 20 may be reduced by submitting a plan documenting the estimated parking demand for the proposed use, parking reduction request, alternative parking options that will be integrated (e.g., shared parking facilities, bicycle parking, or other parking options) and consistency with the purpose of this chapter.
F. Landscaping, Screening and Buffering: See Chapter 19.
G. Maximum Impervious Surface Coverage: Eighty five percent (85%).
1. The zoning administrator has the authority to authorize an additional one percent (1%) of maximum impervious surface in each of the following circumstances:
a. Use of onsite stormwater retention pond.
b. Other methods employed by the developer that will reduce significantly the impact of the impervious surface coverage of the lot.
H. Lighting: Shall be directed downward, inward and away from public right of way and adjoining uses, consistent with 10-19-19
.
I. Pedestrian Access and Connectivity: Identifiable and safe pedestrian walkways within the site recommended to interconnect front doors of establishments to transit stops and/or public sidewalks.
Developments should also establish a sidewalk connection to adjacent blocks and between parking areas and adjacent uses, as applicable.
J. Refuse and recycling storage: See Chapter 19. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025)
10-15D-8: DESIGN AND CONSTRUCTION:
Buildings and sites in the MU-4 district shall meet Gateway Overlay District standards (see 10-17E).
The zoning administrator shall have the authority to make exceptions to this section if the design and construction meet the intent of the MU-4 and Gateway Overlay Districts. (Ord. 2025-01, 2-24-2025; amd. Ord. 2025-02, 3-24-2025)